City of RANCHO PALOS VERDES

Department of Planning, Building & Code Enforcement

SITE PLAN REVIEW APPLICATION - FORM A

A Site Plan Review Application is required for construction of new residences and additions which do not
require a grading application, height variation, minor exception permit or other major review procedures
(please reference Chapter 17.70 of the City's Development Code), antennas and any other minor
miscellaneous construction, as required by the City's Development Code.

The City's primary concern in processing a Site Plan Review is to ensure that the proposed construction is
consistent with the City's Development Code and if applicable, compatible with the immediate
neighborhood. Some of the major items staff will be checking are:

• How far the structure is located from the side, front, and rear property lines.
• The height and location of proposed structures, including walls and fences.
• How much lot coverage will cover the lot.
• How much grading is proposed.
• Compatibility with the immediate neighborhood

¾ IMPORTANT ½

• If you are unsure of any of the City's requirements in these areas, it is suggested that
you contact one of our planners before you go to the expense of having plans drawn.
Preliminary discussions with the City's Planning staff may reveal potential conflicts
with the Development Code, or that different application forms are required.

• When you are ready to file your application, make certain the entire form is completed
and that you have all the required materials, OTHERWISE THE APPLICATION
CANNOT BE ACCEPTED FOR FILING.
• THE CITY WILL NOT ACCEPT, PROCESS OR GRANT ANY DEVELOPMENT
APPLICATION(S) FOR A LOT OR PARCEL THAT IS IN VIOLATION OF THE CITY’S
MUNICIPAL CODE, UNLESS AN APPLICATION IS SUBMITTED TO CORRECT A
VIOLATION.
• Notice: CC&R’s are private restrictions or agreements. Therefore the City is not
responsible for a property owner’s compliance with any CC&R’s that may govern their
property and the City does not enforce private CC&R’s. The City recommends that
property owners review their title report to see if any CC&R’s govern their property,
and if so, consult such CC&R’s prior to submittal of their application. Additionally,
property owners should review their title report for any other private property
restrictions (Deed Restriction, Private Easement, etc.) that may govern their property.

Required Fees:

$157 for the Site Plan Review Application Fee + $3.96 Data Processing Fee = $160.96
$1,298 for the “Neighborhood Compatibility” analysis (see page 7)
$157 for a Foliage Analysis (see page 11)
$17.16 fee for Historical Data Input (one time fee per property)
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 Required Materials:

In order to process your application without delay, these are the materials you must submit:

• A completed and signed (by applicant & property owner) application.

• Three (3) blue line copies of a scaled site plan indicating the following information:

1. Accurate lot dimensions, all property lines, and all easements on the lot.

2. The adjacent street right-of-way and the access driveway of the lot (length and width specified).

3. Topography of the lot indicated by either elevation call-outs or topographic contours.

4. Any extreme slopes (slopes equal to or greater than 35%).

5. The location and dimensions of all existing and proposed structures (delineated existing and proposed).

6. The distance from all existing and proposed structures to the property lines.

7. The distance from all existing and proposed structures to slopes equal to or greater than 50% (2:1).

8. If applicable, the location of the Coastal Setback Line.

9. The parking and driveway areas.

• Three (3) copies of the elevations, including section drawings, indicating:

1. The maximum height of the proposed structure, measured from the highest point of existing grade covered by
the structure to the ridge.

2. The maximum height of the proposed structure, measured from the finished grade adjacent to the lowest
foundation to the ridge.

• Three (3) copies of floor plans.

• A reduced set of architectural plans listed above at 8½”X11”.

• Neighborhood Compatibility Submittal and Noticing Information (ONLY IF APPLICABLE)

1. If the voluntary Neighborhood Compatibility pre-application step was completed, submit the Neighborhood
Compatibility Consultation Form (NC-F). A copy can be obtained from the Neighborhood Compatibility Handbook.

2. Two (2) copies of a "vicinity map" prepared to scale which shows all properties within 500 feet of the project site.
The map must be prepared exactly as described in the attached instruction sheets.

3. Two (2) sets of self-adhesive mailing labels and one (1) photocopy of the labels which list the property owners of all
properties within 500 feet of the project site, and the local Homeowners Association. The addresses must be typed
on 8 1/2" X 11" sheets of self-adhesive labels. The mailing labels must be keyed to the corresponding lots, as
shown on the vicinity map described above. The property owners mailing list must be prepared exactly as described
in the attached instruction sheet.

• Mechanical Equipment: If your application requests approval of mechanical equipment within an interior side yard
or rear yard setback area, then submit the equipment’s manufacturer’s specifications that show that the equipment
will not generate a noise level higher than 65 dBA.

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 SITE PLAN REVIEW APPLICATION NO. ZON

APPLICANT/CONTRACTOR: LANDOWNER:

(Name): Jim Bartz (Name):

(Address): (Address):

Phone: Work: Phone: Work:

Home: Home:

Project Location:

Detailed Project Description:

494.9 S.F. FIRST FLOOR ADDITION

GENERAL INFORMATION
Existing Development:

___________1. Year lot was created.

1,676 2. Square footage of the enclosed existing primary structure.
___________
(including attached enclosed patios)
2
___________3. Number of enclosed parking spaces.
501.2
___________4. Square footage of enclosed garage.
0
___________5. Square footage of all detached accessory structures.
2,178
___________6. Square footage of building footprint
(including garage, primary and accessory structures, covered patios and
porches, decks over 30” in height, and courtyards enclosed by 3 or more walls.)

326.8 7. Square footage of driveways and outdoor parking areas.

___________
11,999 8. Square footage of lot.
___________
2,504.8
___________9. Square footage of existing lot coverage [line 6 + line 7].
20.87
___________10. Percentage of existing lot coverage [line 9 divided by line 8].

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Proposed Development:

15'-3 1/2"
___________11. Maximum height of project, measured from the highest point of existing
grade covered by the structure to ridge.
15'-9 1/2" 12. Maximum height of project, measured from the finished grade adjacent
___________
to the lowest foundation to ridge.
494.9
___________ 13. Square footage of all proposed new structures.
494.9
A. First Story = ______________ C. Other =
B. Second Story = ______________
2,672.9 14. Square footage of proposed new building footprint [line 6 + line 13].
___________
326.8
___________ 15. Square footage of driveways and outdoor parking areas.
2,999.7 16. Square footage of new lot coverage [line 14 + line 15].
___________
24.99
___________ 17. Percentage of new lot coverage [line 16 divided by line 8].

Grading Information

___________ Total volume of earth to be moved (sum of cut and fill, in cubic yards).

___________ Maximum height of fill.

___________ Maximum depth of cut.

If the proposed project involves earth movement (sum of cut and fill) of 20 cubic yards or greater, or a 3
foot cut or fill or greater, a separate Grading Application is required.

Information to Determine if a Foliage Analysis is Necessary

Does the proposed project involve an addition or structure which is 120 square feet or more in
size and which can be used as a gathering space and viewing area (i.e., decks, covered patios)?

‰ YES ‰ NO

Does the proposed project involve an addition or structure which consists of 120 square feet or
more of habitable space (i.e., room expansions, additions, conversions)?

‰ YES ‰ NO

If the answer is "yes" to either question, a foliage analysis must be conducted by Staff prior to approval
of the Site Plan Review Application to determine if any existing foliage on the applicant's property,
which exceeds 16 feet or the ridgeline of the primary residence, whichever is lower, impairs a view from

PAGE 4
any surrounding properties. An additional processing fee of $157 is required to perform the foliage
analysis will generally be completed within 1 week from application submittal.

If the answer is "no" to both questions, the proposed project is exempt from the "foliage removal"
requirements, and a foliage analysis of the applicant's property is not necessary.

Voluntary Neighborhood Compatibility Pre-application Step

Was the voluntary Neighborhood Compatibility Pre-application step completed? ‰ YES* ‰ NO

If yes, please include the Neighborhood Compatibility Consultation Form (NC-F) at the time of application
submittal.

Project Silhouette Waiver

The waiver below must be completed if you are required to construct a project silhouette for the
Neighborhood Compatibility analysis. See attached construction criteria and certification form.

WAIVER

I, , am the owner of property located at

in the City of Rancho Palos Verdes and wish to apply to the City for permission to construct:

I understand that, pursuant to Section 17.02.040(C)(1)(d), I must construct and maintain a

temporary frame as a visual aid for evaluating the impacts of the proposed structure. I hereby
waive any claim against the City of Rancho Palos Verdes for any damage or injury caused by the
construction of the frame or by any subsequent failure of the frame.

Landowner Signature Date

Public Right-Of-Way Encroachment

Does the project involve any work, activity, or encroachment in the public right-of-way or public
drainage structure? ‰ YES* ‰ NO

If yes, you must obtain approval from the Public Works Department prior to issuance of construction
permits.

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Signatures

I HEREBY CERTIFY, under penalty of perjury, that the information and materials submitted with
this application are true and correct.

______________________________ and ___________________________________

Signature of Applicant/Contractor Signature of Landowner (REQUIRED)

Dated: Dated:

AN APPLICATION WILL NOT BE ACCEPTED FOR PROCESSING WITHOUT

THE SIGNATURE OF THE LANDOWNER.

CONTRACTORS PLEASE READ AND INITIAL:

I UNDERSTAND that in order to perform work in the City of Rancho Palos Verdes, a business
license must be obtained from the City's Finance Department prior to obtaining a building permit
from the Building and Safety Division.
(initials)

W:\Forms\Plng\apps\SITEPLANREVIEWA.doc
REVISED: 6/19/07

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 “Neighborhood Compatibility”
The Development Code is a part of the City’s Municipal Code that guides the growth and
development of the City consistent with its land use policies. On November 7, 1989, the voters of
the City of Rancho Palos Verdes approved, as a part of the Development Code, the “Cooperative
View Preservation and Restoration Ordinance” (Proposition M). The adopted Ordinance, among
other things, “insures that the development of each parcel of land or additions to residences or
structures occurs in a manner that is harmonious and maintains neighborhood compatibility and
the character of contiguous sub-community development.” In other words, the modernization of
the City’s existing housing stock must be done in a manner that recognizes and respects the
unique features and characteristics of a neighborhood, and properly balances residential
development with the preservation of the rural and semi-rural character of the City to ensure
continued enjoyment of the City’s quality of life. This is the concept of Neighborhood
Compatibility.

In recent years, many of the City’s residential housing stock have become the subject of
significant modernization because of size, floor plan and aging conditions. In an attempt to
preserve and improve the “character” of established neighborhoods when new homes or
additions to existing homes are proposed, the City Council recently amended the City’s
Development Code and residential development process for regulating the size and appearance
of single-family residential development projects through the Neighborhood Compatibility
requirement. The newly adopted Neighborhood Compatibility Ordinance and residential
development process is briefly summarized as follows:

When Does Neighborhood Compatibility Apply?

Pursuant to Section 17.02.030(B) of the Rancho Palos Verdes Municipal Code (RPVMC), the
Neighborhood Compatibility analysis is required for the following type of residential development
projects:

1. A new residence that is proposed to be developed on a vacant lot;

2. A new residence that is proposed to replace an existing residence;
3. An existing residence that is proposed to be remodeled or renovated such that fifty percent
or greater of any existing interior and exterior walls or existing square footage is
demolished;
4. An addition to an existing single-family residence or the construction of any new detached
structure that individually, or when combined with prior additions cumulatively, results in
greater than: (i) 750 square feet of additional floor area, or (ii) a 25% expansion of the total
square footage of all of the original structures constructed on the property, including the
main residence, the garage, and all detached structures;
5. The construction of, or an addition to, a new second story or higher story; pursuant to
Chapter 17.02 of the Development Code;
6. Projects that result in lot coverage that exceeds the maximum allowed in Chapter 17.02 of
the Development Code;
7. The construction of, or an addition of a deck, balcony or roof deck to a second story or
higher story if the total area of the deck, balcony or roof deck is eighty (80) square feet or
larger or projects more than six (6) feet from the existing building; and,
8. An addition of a mezzanine to an existing structure that modifies the exterior of the
structure other than the placement of flush mounted doors and windows.

The projects listed in the following subparagraphs (a through d) shall be exempt from the
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Neighborhood Compatibility requirements of this Paragraph B. However, no property shall be
issued a permit for a project that is subject to the same subparagraph more than once in a two-
year period without complying with the Neighborhood Compatibility requirements:

a. An addition to an existing single-family residence that meets the following criteria:

i. Is 16-feet or less in height, as measured according to the criteria stated in
Section 17.02.040(B); and,
ii. Is not being constructed along the facade facing any street;
iii. Is 250 square feet or less in floor area; and,
iv. Complies with all of the City’s residential development standards.

b. An addition or conversion of non-habitable floor area to habitable floor area that does not
result in exterior modifications other than the placement of flush mounted doors and
windows.

c. The construction of a minor non-habitable accessory structure, such as, but not limited to,
a cabana, a pool changing room, a storage shed, or a playhouses, that meet the following
criteria:
i. Is 12-feet or less in height, as measured from lowest adjacent grade as stated
in Section 17.48.050(D); and,
ii. Is less than 250 square feet in floor area; and,
iii. Complies with all of the City’s residential development standards.

d. The enclosure of a roofed breezeway between legally permitted structures or the

enclosure of a 250 square foot or less patio cover, provided the enclosure:
i. Is 16-feet or less in height, as measured according to the criteria stated in
Section 17.02.040(B); and,
ii. Is attached to the primary structure; and,
iii. Complies with all of the City’s residential development standards.

If the Neighborhood Compatibility requirement is triggered, the analysis is based, at a minimum,

on the review of the residences within the immediate neighborhood. For the purposes of
Neighborhood Compatibility, the immediate neighborhood is normally considered to be at least
the twenty (20) closest residences within the same zoning district. Pursuant to Section
17.02.030(B)(2) of the RPVMC, the analysis of Neighborhood Compatibility is based on the
following criteria:

A. Scale of surrounding residences

B. Architectural styles and building materials
C. Front, side, and rear yard setbacks

Neighborhood Compatibility Review Process

The Neighborhood Compatibility requirement is evaluated by the City in conjunction with the
processing of a residential development application. The type of residential development
application that needs to be submitted is determined by the nature of the proposed project. It is
suggested that a property owner/applicant contact the Planning Department to determine the
appropriate development application.

PAGE 8
Neighborhood Compatibility Voluntary Pre-Application Step
If a proposed project requires the Neighborhood Compatibility analysis, the City strongly
encourages the property owner to complete a “Pre-Application Step.” This is a voluntary step in
the residential development process, but has been found to be helpful in addressing
neighborhood issues early in the process that commonly cause delays in the formal process and
added expense to the applicant. The Pre-Application Step involves three action items:

1. Notification to at least the 20 closest Neighbors

2. Conducting a neighborhood meeting to review preliminary plans
3. Documentation of meeting attendance

Silhouette Construction
If the Neighborhood Compatibility analysis is required, the property owner/applicant will be
required to construct a silhouette, certified by a licensed engineer or architect, that depicts the
proposed project.

Who Reviews a Neighborhood Compatibility Project Application?

The analysis of the Neighborhood Compatibility requirement shall be made by either the Director
of Planning, Building, and Code Enforcement or the Planning Commission, depending upon the
review process of the requested development application. Notwithstanding, the Director of
Planning, Building and Code Enforcement shall refer a development application directly to the
Planning Commission for consideration, as part of a public hearing, if any of the following are
proposed (see next page):

1. Any portion of a structure that exceeds sixteen (16) feet in height and extends closer than
twenty-five (25) feet from the front or street-side property line; or,
2. The area of the structure that exceeds sixteen (16) feet in height (the second story
footprint) and exceeds seventy-five percent (75%) of the existing first story footprint area
(residence and attached garage); or,
3. Sixty percent (60%) or more of an existing garage footprint that is covered by a structure
that exceeds sixteen (16) feet in height (a second story); or,
4. Based on an initial site visit, the Director determines that any portion of a structure that is
proposed to exceed sixteen (16) feet in height may significantly impair a view as defined in
Section of the RPVMC 17.02.040; or,
5. The portion of the structure which exceeds sixteen (16) feet in height is being developed
as part of a new single-family residence; or,
6. Grading involving more than 1,000 cubic yards of combined cut and fill.

Public Notification
Regardless of whether a development application requiring the Neighborhood Compatibility
analysis is considered by the Director of Planning, Building, and Code Enforcement or by the
Planning Commission, a public notice is required to be published in a newspaper and given to
owners of property within a 500-foot radius of the proposed project. A public notice shall be
given at least 15 days prior to a decision being rendered, unless a Height Variation application is
requested, which requires a public noticing period of at least 30 days. It is important to note that
comments and concerns raised by the public during the noticing period will be considered in the
determination of a development application requiring Neighborhood Compatibility.

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Neighborhood Compatibility Handbook
In order to better inform the general public of the City’s residential development process,
specifically pertaining to the Neighborhood Compatibility requirements and procedures, the City
Council adopted a Neighborhood Compatibility Handbook. The Handbook provides a detailed
explanation of the City’s Neighborhood Compatibility procedures and process, as well as includes
suggested design tips and guidelines that may be used when preparing architectural plans for a
new residence or an addition to an existing residence. The Handbook is intended to assist
residents, architects, designers, and real estate professionals in understanding the City’s
procedure for processing residential development applications requiring the analysis of
Neighborhood Compatibility.

For more information regarding the City’s Neighborhood Compatibility requirements or to view the
Neighborhood Compatibility Handbook contact the Planning Department at 310-544-5228 or visit
the City’s Website at www.palosverdes.com/rpv.

An additional processing fee of $1,298 is required to perform the “neighborhood compatibility”

analysis (payable at the time of application submittal). The additional fee is not necessary if the
“neighborhood compatibility” analysis is performed in conjunction with a planning application
other than a Site Plan Review (e.g. Height Variation).

PAGE 10
 Removal of Foliage as a Condition of Permit Issuance

As a result of a voter approved initiative in 1989, Section 17.02.040(B)(4) of the City's Municipal
Code prohibits the issuance of a permit or other entitlement to construct, or to add livable area to
a residential structure unless the owner removes foliage on the lot which exceeds sixteen (16)
feet in height or the ridgeline of the primary structure, whichever is lower, that significantly impairs
a view from the viewing area of another parcel. For the purpose of this requirement, "livable
area" means an area of 120 square feet or more in size which 1) consists of habitable space
(room expansions, additions); or 2) can be used as a gathering space and viewing area (decks,
covered patios). Additions or structures which are less than 120 square feet in area and projects
which do not involve habitable space (antennas, skylights, storage shed/garage, garden
windows, etc.) are exempt from the requirements.

If it is determined that a proposed project is not exempt from the "foliage removal" requirements,
a foliage analysis of the applicant's property must be conducted by Staff prior to approval of the
Site Plan Review Application. An additional processing fee of $143 is required to perform the
foliage analysis (payable at the time of application submittal). The purpose of the foliage analysis
is to determine if any existing foliage on the applicant's property, which exceeds 16 feet or the
ridgeline of the primary residence, whichever is lower, impairs a view from any surrounding
properties. Project plans cannot not be approved until Staff completes the foliage analysis. In
general, foliage analyses will be completed within 1 week from application submittal.

If after conducting a foliage analysis, foliage on the applicant's property is found to exceed the
prescribed height limits and to significantly impair a view, specific conditions of approval will be
placed on the Site Plan Review Application to trim, lace or remove such vegetation prior to
issuance of a building permit. The property owner has the ability to appeal the conditions of
approval or findings of the Director of Planning, Building and Code Enforcement to the Planning
Commission. Once the foliage is trimmed, laced or removed, the applicant must contact the City
Staff to inform them that the work has been completed. City Staff will then verify that the work
was performed in accordance with the specific conditions of approval. Once trimmed to a
specific height, it will be the responsibility of the property owner to maintain the foliage at the
prescribed height.

If you have any questions regarding the City's requirements described above please contact a
planner by phone at (310) 544-5228, or in person, between the hours of 7:30 a.m. and 5:30 p.m.
Monday through Thursday and 7:30 a.m. and 4:30 p.m. on Friday.

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